Commercial Construction
Office Construction & Design-Build
Office buildings shape how people work every day. Woolsey approaches commercial office projects with careful planning, steady communication, and respect for the businesses that will operate inside.
Office construction rewards builders who understand both the asset and the operation. Ground-up office buildings, business parks, and tenant finish-outs all carry their own coordination challenges, from shell timing and infrastructure to fit-out scheduling and occupancy planning. Buda Business Park is Woolsey's work: multi-tenant office space built for the businesses that lease it.
Woolsey works with developers, investors, and tenants to identify those details early, so the project moves through preconstruction, construction, and delivery with fewer surprises and a clearer path to completion. The questions that matter get asked before the design is finished, when the answers still cost nothing to change.
What We Build
Office Buildings and Business Parks
Buda Business Park. Ground-up office construction built for the tenants who will lease it: flexible floor plates, mechanical zoning that keeps every suite comfortable, and the data and low-voltage pathways a modern tenant expects to find already in the wall.
Professional Office Suites
Multi-tenant space for law offices, accounting firms, financial advisors, engineers, and technology companies. The details that matter to these tenants are the ones they notice every day: acoustic separation between suites, reliable climate control, and a lobby that reflects the businesses inside.
Tenant Finish-Out
Taking a shell or a vacated suite and turning it into a working office for a specific tenant, on a lease commencement date that does not move. Finish-out runs inside an occupied building, so coordination with the landlord and the neighbors is as much of the job as the construction.
Office Renovation and Expansion
Reworking an existing office while the business keeps operating. Phased by area, with work hours, dust control, and access planned around the people who are still at their desks.
Why Woolsey
Office construction is won on the things a tenant notices every day and on the things they never see. Floor flatness. Acoustic separation between suites. Data and low-voltage pathways sized for what the tenant will actually plug in. An HVAC zoning plan that does not leave one corner in a permanent argument with the thermostat. Get those right and the building leases. Get them wrong and it leases once.
Woolsey builds these into the plan because we work with the developers and investors who own the building after we leave. Our preconstruction advisory process evaluates your project through the lens of tenant demand, market positioning, and long-term asset value, not just construction cost.
We help you build office space that attracts good tenants, holds its rents, and performs as a long-term investment. That is the Woolsey difference.
Our Process
Market Analysis and Feasibility: We evaluate your site, your target tenant profile, and your pro forma. Construction cost analysis, competitive positioning, and highest-and-best-use recommendations, all before you commit capital.
Preconstruction and Design: Detailed cost modeling, mechanical and electrical system design, technology infrastructure planning, and value engineering. We coordinate with your architect or provide integrated design-build services.
Construction Execution: Single-source accountability from foundation to finish. Our field teams prioritize schedule discipline and budget transparency, with real-time project visibility.
Tenant Improvement Coordination: We manage finish-outs for individual tenants, coordinating with leasing teams so spaces are delivered on time and to specification.
Office Construction: Common Questions
How much does it cost to build out an office space?
A finish-out is priced by what the tenant needs that the shell does not already have. The biggest variables are the condition of the shell (a first-generation shell with no ceilings, lighting, or HVAC distribution costs more to finish than a second-generation space that had a tenant before), the density of private offices and conference rooms versus open area, and the mechanical and electrical work those rooms require. Kitchens, server rooms, and specialty spaces each add their own line. Finish level matters, but less than people expect compared with the layout itself. Landlords often contribute a tenant improvement allowance, and how the scope fits inside that allowance is a planning question worth answering before the lease is signed, not after.
How much does it cost to build an office building?
A ground-up office building is priced in layers. The site comes first: grading, utilities, drainage, parking, and in the Hill Country, the rock. Then the structure and envelope, where the choice between one story and several changes the structural system, the elevators, and the fire and life-safety requirements. Then the core, meaning restrooms, stairs, mechanical rooms, and the lobby. Then the shell systems that serve every future tenant. Finish-out for the first tenants is often a separate budget. Building type drives all of it: a single-tenant headquarters, a multi-tenant business park like Buda Business Park, and a medical office building are three different cost structures at the same square footage. We build the budget from your actual program, in preconstruction, before you commit to the land.
How much does it cost to build a 4,000 square foot office?
At 4,000 square feet, the first question is whether this is a ground-up building or a finish-out inside an existing one, because those are very different numbers for the same floor area. A finish-out inherits the structure, roof, and main utilities from the shell and pays for what goes inside. A new building of that size pays for the site, the structure, the envelope, and everything inside, and has to carry its own parking and utilities. Within either path, the cost moves with the layout, meaning how many enclosed rooms, how much conference space, and whether there is a kitchen or a server room, and with the mechanical and electrical work those rooms need. We do not publish a per-square-foot number because the honest range is too wide to plan around. We build one for your specific space instead.
How much do commercial contractors charge per hour?
Commercial general contractors generally do not bill by the hour. A project is priced as a whole under one of three structures. A lump sum sets a fixed price for a defined scope. Cost-plus pays the actual cost of the work plus an agreed fee for managing it. A guaranteed maximum price combines the two: real costs, with a ceiling the owner is protected above. The fee for managing the project is usually a percentage of the construction cost, and it covers project management, supervision, scheduling, safety, and the overhead of running the job. Hourly rates show up in small service work and in some consulting engagements, not in building a commercial project. What matters more than the rate is what the contract says about scope, schedule of values, billing, and change orders.
Planning an Office Project?
Before you buy the land, before you sign the lease, before you hire an architect, call Woolsey. We help investors and developers build office space that performs.